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Abundant Outdoor Recreation, from SCUBA Diving and Trout Fishing to Hiking and Birding, Brings Active Retirees to Rural, Laid Back Mountain Home, Arkansas
Cost of Living: Below the National Average
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Nestled in the rolling hills of the southern Ozark Mountains of north central Arkansas (also known as the Twin Lakes Area), rural Mountain Home (population 12,500) is a peaceful town that attracts retirees seeking a recreation oasis. Thanks to two nearby large lakes, Lake Norfork and Bull Shoals Lake, Mountain Home offers outstanding water playgrounds. Residents spend lazy days boating, swimming and fishing, all the while enjoying a friendly, small town atmosphere, low crime rates, little traffic, mild weather and a cost-of-living 15% below the national average. Of the population, 22% is age 45 to 64, and 36% is age 65 years of age or better. The median age is 53, well above the national average. Mountain Home has been growing, too, 12% in the last decade.
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The median home price is $115,000, well below the national median. Many modest, ranch-style homes in the 1,200 square foot range with two bedrooms and one to two baths are available in the low-$100,000s, and some can be found for less. The median price of $115,000 will fetch a brick ranch-style home with roughly 1,600 square feet, a large yard, three bedrooms, two baths and a two car garage, which may be detached. The neighborhood will be average but nicely kept with lots of trees.
Homes in the $200,000 range usually have some upgrades, which may include hardwood floors, an attached garage, vinyl siding, a workshop, etc. and are usually in newer neighborhoods. $300,000 homes are generally stylish with distinctive architectural details, and they are usually newer, built of brick with three to four bedrooms, three baths and often feature maple cabinets, granite countertops, marble baths and 9-foot ceilings. Residences in this price range often come with acreage. Many older homes were built without much adherence to codes, so it is important to have a good Realtor when thinking of buying property.
Property taxes are low, with real estate taxed at approximately $37.40 per $1,000 of assessed value (homes are assessed at 20% of market value). All homes receive a $350 exemption regardless of age, and there are limits on the amount tax can increase from year to year. The annual taxes on a $115,000 home are roughly $875. Social Security is not taxed, and up to $6,000 in private and military pensions are exempt.
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Apartments are not plentiful, but the non-profit Area Agency on Aging of Northwest Arkansas manages the Willowbrook Senior Complex, an apartment house for seniors with low and moderate incomes. It has 26 apartments, and residents must have annual incomes less than $15,200 (single) and $17,400 (couple). Mountain Home does have a few detached homes for lease; rents run about $700 to $800 per month. There are also nine manufactured home communities, including one, Glenbriar Mobile Home Park, that is geared to seniors.
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Both Lake Norfork (550 miles of shoreline), 15 minutes east of Mountain Home, and Bull Shoals Lake (1,000 miles of shoreline), 20 minutes west, are clean and blue and attract tourists as well as retirees. Each boasts a resort atmosphere, and fishermen and others are on the lakes year round because the water temperature always remains 45 degrees or above.
Mountain Home has been recognized as one of the top fishing spots in the country, and trout, bass, stripers, crappie, bream, walleye and catfish are in abundance. Several full service marinas offer a wide range of recreation equipment and services, including boats rentals and sales, slip rentals and fishing guides. Some marinas have campgrounds and all have public boat launch ramps. Lake Norfork is particularly clear and deep, attracting SCUBA divers from around the region. Four nearby rivers, White River, Buffalo River, North Fork River and Crooked Creek, provide further fishing opportunities.
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For those who would rather stay dry, acres and acres of public lands and wildlife management areas are open for camping and picnicking. Mountain bikers and day hikers enjoy miles of stacked loop trails that lead through several different eco systems, including both hardwood and pine forests. Levels of difficulty range from beginner to intermediate. These trails are the place to be during the autumn months when the hillsides turn delicious shades of red, orange and maroon. The wilderness around the lakes also gives amateur naturalists and birders an excellent place to engage in their pursuits. There are also three golf courses in the area, including the Big Creek Golf and Country Club that is spread across 200 verdant acres.
But this quiet burg has a bit of culture, too. The Mountain Home Symphony performs regularly. The Twin Lakes Theater is a community playhouse. Arkansas State University (550 students) presents lectures, concerts and more.
Mountain Home shopping is adequate for necessities, but high-end stores are not the norm. Dining options include fast food restaurants, pizza places and family-style restaurants (anyone with a gourmet palate will be disappointed).
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Within an hour of town limits is some of the most beautiful scenery in the Ozarks. The Buffalo National River is one of the last unspoiled stretches of pristine scenic river in the country. The Sylamore District of the Ozark National Forest offers thousands of acres of Ozark wilderness where walkers find many flat, abandoned logging roads. These old roads give birders, photographers and hikers easy access to creeks, oak/hickory/pine forests and interesting karst geology formations. Wildflower enthusiasts can explore Clifty Canyon Botanical Area, a large tract of Ozark ecosystem that has been set aside due to its rare wild plants and wildflowers. The Sylamore also has some 100 caves, many of which are open to the public, provided that strict guidelines are followed.
Retirees enjoy four relatively mild seasons, although summers can become uncomfortable with temperatures in the mid-80s, low-90s and plenty of humidity. Winter highs are in the 40s and 50s with lows in the 20s and 30s; one to four inches of snow come perhaps once a year and melt quickly. The area receives roughly 45 inches of precipitation a year. The sun shines 210 days of the year. The water quality and the air quality are well above the national averages.
Baxter Regional Medical Center, with 175 beds, is the primary health care facility, and it is the largest employer in the county. It meets national averages in many areas, while falling short in some and exceeding in others. It accepts both Medicare and Medicaid patients. Three more hospitals are located within 40 miles. For military retirees, the nearest VA medical center is in Little Rock, 110 miles south.
Mountain Home has more than fifty houses of worship and has a strong tradition of volunteerism. Opportunities can be found at the Baxter Regional Medical Center, the Baxter County Historical Society and the Audubon Society, to name a few. Baxter County Library is housed in a beautiful new building (2009) and has 75,000 items, self-serve check-out, yoga classes, book discussions, computer classes, genealogy classes and more. Volunteers are welcome here, too.
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The North Arkansas Transportation Service (NATS) provides public transportation (vans) on a fixed schedule and a dial-a-ride service by appointment (24 hours notice is required). The fare is $1. The closet regional airport is in Harrison, 45 miles away.
The nearest international airport is in Memphis, 165 miles away.
In addition to managing a senior apartment complex, the Area Agency on Aging of Northwest Arkansas offers services that include medical supply delivery, transportation, in-home assistance and acts as a referral center for other providers. In cooperation with The Northwest Arkansas Economic Development District, Inc., it also manages the Arthur L. Van Matre Senior Services Center, a welcoming place where retirees partake in classes, hot meals, dances, workshops and more. ASU offers continuing education classes and online classes.
Of course, Mountain Home has some drawbacks. It is isolated. Nightlife is practically unknown. Dining options are limited. Ethnic diversity is just a concept. Jobs are limited. The hospital is average. The chance of a tornado striking is 115% above the national average, and tornados have come close in the past.
But what this rural hamlet lacks in diversity, cultural amenities and excitement, it more than makes up for in safe neighborhoods, generally mild weather, friendly neighbors, affordable homes, scenic lakes and nearly unlimited outdoor recreation. Retirement here is easy and low key. And isn't that what it should be?
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Arkansas Real Estate Active Adult
Developments in Arkansas Retirement Communities
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